610 Saratoga Rd · East Glenville, NY 12302

$425,000

4 bd · 3.0 ba · 2,670 sqft · MultiFamily public records · 20 Days on market

Built 1951 1.63 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Well cared for 3 unit, all 3 baths remodeled in last 4 years, new C/A unit in Apt 1 2021, 2 car garage, large out building w/power could be additional income. Coin laundry also on property. Apt #2 rental includes $75/mo for use of 1 garage stall. Owner pays house electric at $1,200 /yr. Owner would considering holding with 20% down on a 20year note. SELLER REQUIRES POF LETTER, OR, PRE-QUAL PRIOR TO SHOWINGS.

Key facts

• Convenient location
• Multi-family home
• 1.63 acre lot

Tags

• MULTI-FAMILY HOME
• INVESTMENT OPPORTUNITY
• STRONG RENTAL POTENTIAL
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Lot size approximately 1.63 acres
• Financial info: Property is a 3-unit multifamily; Tenants pay hot water, heat, internet, cable TV, central air, electricity and gas

Exterior

• Parking: 2-car garage; Total parking for 6 vehicles; Driveway, paved off-street parking
• Security: Security lights; Carbon monoxide detector(s); Fire alarm
• Utilities: Public water; Public sewer; Cable available
• Home design: Triplex; Facing direction not specified
• Construction: Clapboard, Tex 11 siding and wood siding exterior; Block foundation; Metal, rubber and asphalt roofing; Built area (living area) approximately 2,670
• Exterior features: Deck; Outbuilding; Level, landscaped lot with road frontage and irregular shape

Interior

• Kitchen: Each unit includes its own kitchen
• Bedrooms: Unit 1: 2 bedrooms (both on 1st floor); Unit 2: 1 bedroom (on 2nd floor); Unit 3: 1 bedroom (on 1st floor)
• Flooring: Carpet; Hardwood
• Bathrooms: Three full bathrooms total; Unit 1: 1 full bath (1st floor); Unit 2: 1 full bath (2nd floor); Unit 3: 1 full bath (1st floor)
• Heating & cooling: Baseboard and forced air heating; Electric and natural gas heating sources; Central air, AC pump, and window units for cooling
• Interior features: Carpet and hardwood flooring; Living room fireplace; Full basement with sump pump
• Laundry & utility: Tenants responsible for hot water and heat

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $802/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $425k).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.5% in East Glenville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#535 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: cost of living C-, crime D+, amenities F.
• Burnt Hills-Ballston Lake Central School District (suburban): math 64% / reading 73% proficiency, ranked #137 of 590 in NY (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Burnt Hills-Ballston Lake Senior High School (math 97% / reading 98%, grade A+, #49 of 1,100 statewide, top 5%, 928 students, 19% FRL).
• Zoned-school proficiency averages 97% at this address vs 68% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Burnt Hills-Ballston Lake Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 127 active listings in the ZIP; solid renter incomes; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Schenectady County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $35k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $350k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $418,625 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.25%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $84,248
• Equity at exit: $63,369

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $270,325
• Equity at exit: $36,746

Cash invested: $119,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 12302

• Active inventory: 127
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $6,416 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$258 /mo · $3,091/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,347
• Net cashflow: $2,405

Break-even live

Break-even rent $3,371

Max offer price $425,000

Occupancy floor 58%

Sensitivity live

Price	-10% $2,646	-5% $2,525	+0% $2,405	+5% $2,285	+10% $2,165
Rent	-10% $1,898	-5% $2,152	+0% $2,405	+5% $2,659	+10% $2,912
Rate	-1.0pp $2,619	-0.5pp $2,513	base $2,405	+0.5pp $2,295	+1.0pp $2,183

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$6,414
Total (3 units)			$6,416

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   price $425,000
3. 2026-04-09
   listed $460,000 Active
4. 2024-07-28
   historical $875
5. 2024-07-05
   listed $875
6. 2023-09-13
   soldstatus $350,000 Closed 415-char remark

   Show marketing remark (415 chars)

   Well cared for 3 unit, all 3 baths remodeled in last 4 years, new C/A unit in Apt 1 2021, 2 car garage, large out building w/power could be additional income. Coin laundry also on property. Apt #2 rental includes $75/mo for use of 1 garage stall. Owner pays house electric at $1,200 /yr. Owner would considering holding with 20% down on a 20year note. SELLER REQUIRES POF LETTER, OR, PRE-QUAL PRIOR TO SHOWINGS.

7. 2023-06-29
   status Pending 415-char remark

   Show marketing remark (415 chars)

   Well cared for 3 unit, all 3 baths remodeled in last 4 years, new C/A unit in Apt 1 2021, 2 car garage, large out building w/power could be additional income. Coin laundry also on property. Apt #2 rental includes $75/mo for use of 1 garage stall. Owner pays house electric at $1,200 /yr. Owner would considering holding with 20% down on a 20year note. SELLER REQUIRES POF LETTER, OR, PRE-QUAL PRIOR TO SHOWINGS.

8. 2023-06-19
   listed $365,000 Active 415-char remark

   Show marketing remark (415 chars)

   Well cared for 3 unit, all 3 baths remodeled in last 4 years, new C/A unit in Apt 1 2021, 2 car garage, large out building w/power could be additional income. Coin laundry also on property. Apt #2 rental includes $75/mo for use of 1 garage stall. Owner pays house electric at $1,200 /yr. Owner would considering holding with 20% down on a 20year note. SELLER REQUIRES POF LETTER, OR, PRE-QUAL PRIOR TO SHOWINGS.

9. 2019-03-01
   soldstatus $222,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,091 · $258/mo
• Projected year-2 tax: $5,137 · $428/mo
• Expected delta: +$2,046/yr (+$170/mo · 66.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,992
• − Mortgage interest: −$23,807
• − Property taxes: −$3,091
• − Insurance: −$2,125
• − Repairs & maintenance: −$6,159
• − Management: −$6,159
• − Depreciation: −$12,364
• Taxable income: $23,287
• Est. tax owed @ 24.0%: −$5,589
• After-tax cash flow: $23,273/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Burnt Hills-Ballston Lake Central School District
• NCES district ID: 3605940
• Math proficiency: 64% ▼ -8.00%
• Reading proficiency: 73% ▲ 2.00%
• Median HH income: $79,256
• Composite: 60.89/100
• National rank: #813
• State rank: #137 of 590 in NY

Livability — East Glenville

• Score: 68/100
• State rank: #535
• US rank: #9653

Category grades

Amenities F Commute F Cost of living C- Crime D+ Employment A- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Glenville, NY
• County: Schenectady County · 141,369 people
• City population: 610
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 28,031
• Household income: $98,163
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 632.0

Population outlook (Schenectady County) Hauer SSP2

• Today (2025): 155,046 people
• By 2030: 154,322 · -0.5%
• By 2040: 151,796 · -2.1%
• By 2050: 148,621 · -4.1%
• By 2075: 141,229 · -8.9%
• By 2100: 126,014 · -18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 9% Lithuanian 4% Italian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Schenectady

• 2024 margin: D (+10.8) · D 55.4% · R 44.6%
• 2008→2024 swing: -1.8pp toward R · 2008: 12.7pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.7 2016: D+5.8 2012: D+15.4 2008: D+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -274.86%
• Current HPI: 304.1765
• Rent YoY: —
• Metro: Albany-Schenectady-Troy, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+91.0% since first listed

9 events — show timeline

• 2026-04-29 Pending — Global MLS
• 2026-04-21 Price Changed $425,000 Global MLS
• 2026-04-09 Listed $460,000 Global MLS
• 2024-07-28 Rental Removed $875 GLOBALMLS
• 2024-07-05 Listed for Rent $875 GLOBALMLS
• 2023-09-13 Sold (MLS) $350,000 Global MLS
• 2023-06-29 Pending — Global MLS
• 2023-06-19 Listed $365,000 Global MLS
• 2019-03-01 Sold (Public Records) $222,500 Public Records

Property tax history

-10.8%/yr

Latest (2025): $3,091 · -67.6% YoY. Source: county tax records.